Finding a Property in Costa del Sol

Leveraging insights from thousands of client requirement analyses (and the journey from intent to decision) from a buyer agent’s perspective, tailored to the specifics of Costa del Sol.

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Establishing the Criteria for Searching a Property in Costa del Sol

Context

Stop wasting time: In the absence of an online discovery and buying decision platform, a buyer spends an average of 9 months to acquire a home.
Adjust your expectations to the actual market offers: according to the National Association of Realtors, 90% of clients start their search process based on incorrect assumptions that are not aligned with the market reality.
- There is a lack of transparency regarding the exact address, what the neighborhoods look like, views from all rooms, the property's cadastral plan, the building's exterior, or the available facilities.
Avoid buyer remorse: Remax Europe has published a study indicating that 70% of European buyers are dissatisfied with their decision, but only realize this after making the purchase.
Avoid local seller agent bias: In Costa del Sol, there are over 5000 real estate agents, most of whom are seller agents who also have a portfolio of properties with certain implicit sales targets.
We work for you. The concept of buyer agent is not fully established in the EU but it is very common in the US market: according to recent NAR statistics, 60% of clients opt for a buyer agent.

Directimo is the first digital buyer advisory platform in Costa del Sol and second homes with a focus on the European market.

Buyer-Focused Representation:

Unlike platforms where hundreds of agents push their specific products, we work solely in your interest. We help you navigate the market noise, focusing only on properties that match your needs—not on making a quick sale.

Get personalized insights on WhatsApp. Start a chat now!

Transparency Over Misleading Listings:

Many listings on Idealista (over 70%) have inaccurate locations due to the nature of the Costa del Sol and European market-not an exclusive listings market. While the agents don’t provide exact locations for all 6,000 resales upfront, we ensure they’re available upon request—a level of transparency most platforms don’t offer.

In summary, our platform combines new builds and resales with unparalleled transparency and support, helping you focus on what truly fits your needs while saving time and effort.

Amazing Features for Digital Research and Decision

Get exactly what you are looking for, no compromises

We recommend extending the Preferences Form to the MAXIMUM accepted to meet your needs and also to identify the best offers/not miss potential opportunities.
In Matched Properties, we display in real-time the properties from the entire database according to your preferences.
- 100% exact offers: if we set a maximum budget of 600,000 euros, you will not receive offers of 610,000 euros, similarly with the year of construction or selected areas etc.
Top 5% Properties: represents a selection of offers validated based on reviews from over 20 top local agents, votes from the Directimo research team, and yield and capital gain indicators.
All Properties: access to 99% of the current offers in Costa del Sol. We aggregate all relevant sources with offers.
My Shortlist: this is your personal list, but you will also receive recommendations from the Directimo local agent specialized in the area.
Digital Assets for New Developments
- Commercial Video
- Brochure
- Floor Plans
- Price List and Availabilities
- Brochure
- Video on the ground reality
  - Infrastructure for access, landscape, what the road and sidewalks look like.
  - Real 360 view from the base of the project.
  - What the land/project looks like
  - Immediate neighbors and surroundings
General Features for Premium Accounts:
Send a link for any real estate offers found on the internet.
- We tell you the exact address and if the offer is still current If interested, we conduct a developer and community background check.
Send any questions directly from the platform to legal, tax, or financial brokers.
Compare Areas by Financial KPIs or Lifestyle:
- Yield Renting: long-term sqm/revenue, AverageDailyRate, and Occupancy Rate for short term. We use specialized tools with local real estate market adjustments
- Capital Appreciation
- Sandy Beach Areas
- Top Schools, Marinas and Golf Areas
- In the City, best for Walking / Boardwalk
- Best for Entertainment
- Best for Tranquility
- Near the airport
- Public transport
Decision Support Tools
- Market report
- Yield calculator
- Tax calc
- Loan calc
- Blog - market insights
Features for Offers
- Request Exact Address - resale offers do not have a public address.
- Request Ground Video Inspection
- Send any questions/requests regarding the property

Want to know more? Let's continue the conversation on WhatsApp!

Directimo Premium Setup

Analysis and Optimization of Requirements in Correlation with Market Reality

The first step is aligning the requirements among the decision-makers. Ideally, both partners should participate in the meeting and a Directimo advisor could assist youȘ

Must Have Partner 1 - Must Have Partner 2 - Must Have Other Partners
Nice to Have Partner 1 - Nice to Have Partner 2 - Nice to Have Other Partners

Purchasing for personal use and even for investment are highly subjective. Our role as consultants is to help clients balance the emotional factor with an objective one.
Even though it might be easier to present the positive aspects, we aim to inform clients about the possible disadvantages and risks from the beginning.
The decision to purchase a property has a long-term impact. Even for a 100% personal investment, it is recommended that the property's value over time remains correlated with the inflation rate.

I. Hidden Details for Setting Areas and Projects of Interest

Some offers are missing because construction defects or low quality

You are buying primarily the area, neighbors, and the surroundings, where the quality of construction is a mandatory aspect that we do not compromise on.

We can not assist the clients who do not consider the technical aspects of the buildings.
The building law changed relatively recently in 2016 in Spain, due to many quality and comfort problems, e.g., poor sound insulation. Of course, there are quality buildings constructed before that date, but they must be carefully identified.
Even now, the size of a developer does not guarantee anything, but their history is very relevant.
- We can give examples of developers who have projects in the premium market segment (Marbella) and luxury (Zagaleta), but in certain projects aimed at the upper-middle segment, they have a distance of 5-6m between buildings and rely on off-plan sales, where disadvantages are more difficult to identify.
In the case of individual houses or small developments with few facilities, issues related to utilities, access roads, and insulation can be major inconveniences where the buyer remains responsible for the building's maintenance.

Several critical elements related to the area, correlated with the type of property.

When is the building ready? Are the construction sites all around?

Some areas are not that vibrant
Same developer has different standards depending on the location (e.g. Buildings are too close to each other)
For individual houses outside of urbanizations, it is necessary to analyze the neighborhoods from the following perspectives:
- Services of property and facility management or cleaning may be less accessible.
- Moving children for those considering relocation.
- Are nearby services sufficient, including from a socialization perspective?
  - E.g., In France in the 1970s, there was a reverse migration from suburbs to the city due to real estate developments that did not allow the creation of communities, an aspect difficult to achieve in the absence of facilities and social places.
  - Costa del Sol is the most cosmopolitan second home destination in Europe, but here too, there are numerous remote areas or where in low season the commercial activities are reduced, and the number of residents and tourists is more restricted.
  - E.g., the area of Sotogrande due to the winter climate, when the winds can be very strong . Otherwise, it is an area appreciated by Scandinavians, with the most appreciated and expensive golf courses or equestrian competitions or international polo competitions all year round.
Will there be construction sites in the area? How long do we estimate they will last?
- We analyze public infrastructure projects underway, as well as other investment plans of developers based on already purchased lands or those available for sale. Naturally, these can also bring investment opportunities.

Based on the answers to the questions below, your Directimo advisor can propose similar areas in terms of characteristics and budget to be able to broaden the search area so as to recommend the most competitive projects in terms of quality/price.

Purpose of purchase
- Personal purchase for 2nd home / vacation home
- Investment only
- What type of properties are you looking for and with what parameters?
  - What rental yield are you targeting?
  - What capital growth do you aim for?
- Are you familiar with the legislation related to purchasing, renting, and taxing?
- How do you wish to finance? Do you need a discussion with a tax consultant?
- Investment mixed with vacation home
- In what period will you use the property? Relevant for occupancy rate and facilities needed.
- Relocation / Retirement
Preferred Areas
1. Usually, you have friends, family, or are familiar with the area.
  1. According to international statistics, over 60% of buyers choose areas that are already familiar to them. To make the best personal decision, with the help of the Directimo advisor you can also analyse other opportunities.
2. For determining the area, you can filter important points of interest:
  1. Golf Areas: Nueva Andalucia (Golf Valley), Benahavis, Marbella, Mijas, Estepona, Casares/Finca Cortesin, Sotogrande.
  2. City Center: Benalmadena, Fuengirola, La Cala de Mijas, Marbella Pueblo, Golden Mile and West Marbella (Nueva Andalucia and San Pedro), Estepona City.
  3. Near The Beach (Distance 1km)
  4. Front line Beachfront: according to the target price list.
  5. New Developments: what are the must-have facilities?
  6. Entertainment Venues: Puerto Banus, Puente Romano-Marbella, and also Fuengirola. What are the important aspects?

Distance from…….. minutes from ……….. Walking Distance / by Car

Aspects to analyze:

If the distance to restaurants is important.
- Are you considering using Uber or will you have a personal driver? A distance of 5 km / 5 minutes by car can be complicated in terms of accessibility.
Can the areas be expanded through arguments related to financial benefits?
- A client who specifies the Fuengirola or Cala de Mijas area as areas of interest due to access to walking distance facilities and airport distance should be validated if a destination such as East Marbella meets the requirements. Alternatives like San Pedro / New Alcantara or even Estepona City can be evaluated, in case an additional 30 minutes to the airport are reasonable in exchange for better landscape, more and modern facilities, and more attractive pricing.
- Or, on the contrary, the Puerto Banus/Nueva Andalucia area if you want to be in the middle of the tourist and cosmopolitan entertainment area, in the Golden Mile in the luxury zone or Marbella Deportivo (Marina) Marbella in the city center area, which also includes the Old Town area frequented by both tourists and locals, where there are also some clubs for teenagers.
What does the neighborhood look like during the week, on weekends, and what services are available depending on the season?
Your Directimo advisor has a minimum of 5 years in local transactions, is an area specialist and you can analyze together all aspects related to lifestyle and the main investment indicators.

II. Building

Year of Construction
1. Buildings constructed before 2016
  1. Using Directimo technology, we access 99.99% of all available online offers, including off-market offers promoted by agents in professional collaboration systems such as Resales-online, Inmobalia, etc.
  2. Construction standards: we recommend analyzing aspects such as soundproofing, which is a common disadvantage, and verifying the history of that urbanization.
  3. There are many areas where the lands are already 99% developed and new projects are nearly impossible to find.
    1. If these areas have significant unique advantages, such as Golden Mile, we will monitor all available offers according to exact search parameters, and you will be able to view online the address, the facade of the building, the view, the staircase, and other relevant elements for decision-making.
    2. The priority alert system ensures priority for new offers with prices below market, price changes, including special alerts set for changes in case of favorite offers.
    3. In the case of reservations, your local advisor and the lawyer can manage the entire acquisition process remotely in total safety.
2. Newly Completed Housing
  1. In the current market context, 95% of properties are sold in off-plan stages; in the end, either projects with problems remain, certain remnants with specific disadvantages, or properties that are highly overvalued.
    1. Example: Villas in the Puerto Banus area, which was renovated and initially evaluated at 5M euros, but in the context of high demand, the real estate agency decided to market it at 6.5M euros.
3. New off-plan homes - potential for capital appreciation of 30-50% by completion.
  1. After the major crisis in 2008 in Spain, the state regulated the construction field and off-plan sales.
  2. All payments are made into escrow accounts and with a bank guarantee letter, the developer is only allowed to make reservations before obtaining the construction permit. In case of delays, there are standard regulations by which the client can withdraw their money at any time, including penalties.
  3. As a general model: residential developments are bank-financed, the bank requires a number of pre-sales, so developers apply preferential prices in the early stages of the project to attract customers.
  4. It is ideal for reservations to happen as early as possible. The Directimo market research system, based on scanning online sources and information received from the network of local agents, ensures information is available the moment a project hits the market, in stages of pre launch, presales, off-market, invitation only, etc.
  5. There are a series of relevant checks performed by lawyers, as well as local agents, including at the stage of reception and handover of the apartments.
    1. Example: In the mass-market segment, some repairs can take a very long time, given that in Spain, the developer subcontracts most of the activities including customer service and after-sales area.
      1. When checks are done at the optimal time and there is very good communication between the local agent and lawyer, these can be managed without subsequent headaches.
Parking and storage spaces - all new buildings have parking spaces, according to regulations. In most cases, they are included in the price but may have separate cadastral numbers.
Services, Facilities, and Costs:
1. Concierge - very relevant for premium buildings, including the non-stop program.
2. Full facilities - monthly fees can vary for similar standards from 300-400 euros - e.g., Soul Marbella - to nearly 1000 euros - e.g., Palo Alto - for spa facilities, heated pools, and generous gym areas.
  1. This type of facility represents an important advantage in the cold season, including for renting.
3. Compared to older buildings, the facilities with current standards in new resorts represent an important advantage for renting.
  1. Minimal indoor facilities such as sauna, jacuzzi, gym represent an important advantage in the cold season for renting.
4. Usual facilities for the upper/ middle market segment are outdoor pools, gyms, green spaces, playgrounds for children.
  1. Human security is an important aspect in terms of costs for middle market complexes.
  2. Exact costs are usually determined at the end of the project when the property management company is hired through a tender. They are specified in the yield calculator table.
5. Property Management and Rental Services
  1. Are there standard maintenance services for the apartment provided by the property management company?
  2. Are there in-house rental services? Quite rarely and they are not necessarily the best options (from a marketing and occupancy optimization perspective, except for branded residences which benefit from network effects).
    1. Ask your Directimo consultant for a comprehensive market research report on the Top 20 most relevant Property Management & Rentals companies.
    2. For short-term rentals, commissions range between 10% and 25%, depending on services: including whether it covers post-tenant inspections and pay-per-use cleaning, or encompasses all high-performance services.
6. Right to Rent on a Short-Term / Hotel Basis
  1. According to new legislation in Spain, you need 60% of the homeowners' association members to grant you short-term rental rights. Additionally, the homeowners' association can suspend these rights.
  2. Furthermore, there are local councils that have banned the granting of new short-term rental licenses: Fuengirola from 2024 and the city of Malaga from 2025. However, there is a very profitable alternative in mid-term rentals, minimum 2 months, where demand is very high both in season and in the off-season (consistent demand from Scandinavia and beyond for the November-April period).
  3. For off-plan projects, due diligence (DD) with the developer is necessary to research the project's target and what the structure of the owners looks like. There can also be projects designed from the start not to be rented or, conversely, projects aimed at investors or mixed users.
  4. In certain projects, there are provisions that apartments rented on a hotel basis must pay an additional fee for the traffic generated.

Have questions? Chat with us on WhatsApp for more details!

III. Apartment

Floor - Is it a significant element?
1. For strict requirements, it is necessary to test and understand your motivation.
2. If you exclusively want a garden apartment, would you also consider a top-floor penthouse with a solarium or possibly your own jacuzzi? Conversely, if you think only of a penthouse, it should be checked whether you might also consider a garden apartment for privacy or an apartment with a spectacular terrace.
3. In the case of a requirement for a lower floor, it must be asked if it is due to solid reasons, such as fear of heights, or whether elements like a better view from higher floors could still present an opportunity.
Minimum Number of bedrooms – Depending on the available budget and criteria of interest, you can search for the target price level for each area with the Discovery Costa del Sol Tool.
Surfaces
1. Understanding the differences between built-up area, usable area, and total usable area.
  1. The difference between built-up area and usable area is about 20%. In the case of apartments, it matters if it is a corner unit, otherwise, the walls between apartments are calculated at ½.
  2. Although Spanish legislation requires the presentation of usable areas, the vast majority of developers and sellers use the built-up areas of the properties. Unable to present otherwise comparable data, Directimo currently provides this information for the resales properties.
  3. Public price statistics usually use the total built-up area of the apartment and the terraces.
  4. In the case of house courtyards, it is important to determine the footprint and the remaining free courtyard area.

For clients whose budgets are within the starting price limits of the desired areas, we recommend not using surface area as the initial search filter so as not to set values too high and miss out on opportunities in terms of area, facilities, price, etc., which can be effectively divided.

Minimum Number of Bathrooms – It should be understood that if it is not a must-have and we choose, for example, a minimum of four bathrooms, we might miss opportunities with three bathrooms. But ensuite could be important :)
Balconies/Terraces - The terrace must be wide enough to accommodate a table, armchairs, chairs?
Storage Spaces - In Costa del Sol, most buildings have storage spaces, which are usually included in the price of the apartment.
Apartment Layout. Finishes and Fittings:
1. The majority of the finishes are delivered turnkey, with included bathroom fixtures, kitchen furniture, and appliances, as well as wardrobes.
2. Some developers offer customization options (material shades), but in most cases, these are standard because developers purchase a fixed package of finishes (with a very large discount, reaching up to 70% off the price).
3. Opting out of the finish package and choosing the 'shell and core' version usually does not imply cost reductions, or these are very minimal.
4. Large developers do not allow customizations in the medium and upper-medium market segment (the premium and luxury segments may be exceptions) because they involve high risks of project delays (construction teams find it difficult to specialize in a particular installation) and additional customer service costs. The best chances for obtaining certain customizations are in the case of off-plan purchases when the developer is just starting with sales and construction and can be more flexible.
Apartment Furnishing / Special Features
1. For furnishing, we have design and project management firms that can fully manage the project. The furnishing costs for a durable and quality standard for renting are found in the Yield Calculator table.
2. For heavy installations (e.g. jacuzzi), it should be verified whether the building's structural resistance allows for such installations.
Orientation with respect to cardinal points.
1. Recommendations regarding the orientation of the apartment are largely influenced by your preferences. Thus, if you want bright homes you will choose orientations towards E, S, W; windows facing north imply a predominantly cool and dark dwelling. In studios and sometimes two-room apartments, orientation towards a single cardinal point is common, but in most cases, the orientation will be towards at least two cardinal points (e.g., E-W, S-W, E-S, etc.)

IV. Budget

The budget is one of the essential aspects when you start the search.
Statistically, however, many clients are eventually willing to allocate a higher budget than initially proposed for a special property, for example, between 20% and 60%.
To not miss an excellent property, the recommendation would be to monitor the market at a higher price level for information, and for some resale properties, there might be opportunities to negotiate (up to 10%).
It is essential to share the maximum budget for the ideal property, as well as the type and structure of financing and the maximum available advance, so that we can recommend the most suitable properties and opportunities available on the market.
For off-plan projects, the average advance usually perceived in the market is 20% paid after authorization, another 10-20% during construction, and 50% at completion.
The total taxes for VAT, state taxes, notary, and lawyer fees are 13.3% for new homes and 9.3% for resale homes.
From the perspective of bank financing, the average advance for Central, Northern, and Western Europe is generally 30%, with 70% of the amount being financeable through mixed income from salaries, dividends, and rents from existing properties. For incomes from Eastern Europe, the minimum advance accepted by banks is 40-50%. Incomes from "exotic" destinations are rarely financeable.

V. Deadline for Purchase and Move/Use

Purchasing at an early off-plan stage - at the best price - also involves a realistic moving timeline of about 2.5 years, of which 24 months is the average duration of construction, including the completion of the apartment registration process and utility connections.
Benchmark> The average advance is 20% at PPC (pre-planning consultation) and 20% during construction stages.

VI. At what stage are you in the search (your Directimo advisor could optimize your search plan):

At the beginning of the search:
- Have you determined the type of housing desired, the areas of interest, and the budget?
Searched in the past but you did not purchase.
- Why didn't you purchase then?
Actively searching for a longer time
- What projects have you previously visited and what didn't you like?
- What projects did you like/which were the closest to your "technical" expectations?

This discussion is important as it helps us better understand the real requirements, based on yours' previous experiences, which projects best fit the client.

IMPORTANT: Optimizing the requirements is one of the most crucial stages of the sales process.

Guarantees

Differentiators for old vs new buildings The Costa del Sol experienced a significant gap in new construction between 2010 and 2016, with virtually no new developments during this period. Construction activity only began to pick up slowly after 2016, with a handful of projects emerging. The real resurgence, however, started in 2022, following the COVID-19 pandemic. This timeline has created a stark difference between older properties and the modern developments now available.

Key Differences Between Older and Newer Properties

Architectural Style and Design
- Older Properties: Typically built in a more traditional style, older homes often feature smaller windows and darker interiors. These designs catered to local preferences, aiming to keep homes cooler and shaded. However, these styles are less appealing to today’s buyers, the majority of whom are Northern Europeans seeking bright, open spaces that maximize natural light.
- Newer Properties: Modern developments prioritize open-plan designs with large windows that flood the interiors with light, creating airy and spacious environments. These contemporary layouts align with international buyer expectations and modern lifestyles.
Energy Efficiency and Comfort
- Older Properties: Many older homes lack proper insulation for both temperature and sound. They often rely on outdated heating systems, such as basic air conditioning units, resulting in low energy efficiency ratings. These properties typically do not meet today’s standards for thermal insulation, making them less comfortable and more expensive to maintain.
- Newer Properties: New builds are constructed with the latest energy-efficient systems, such as aerothermal heating and cooling, which significantly reduce energy consumption. Enhanced insulation, double-glazed windows, and advanced materials ensure superior temperature regulation and lower utility costs. These improvements result in higher energy efficiency ratings and greater year-round comfort.
Soundproofing
- Older Properties: Spain only adopted stricter EU soundproofing regulations in 2015. Consequently, many older buildings lack adequate noise insulation, which can be a significant drawback, especially in urban or high-density areas.
- Newer Properties: Modern developments must comply with strict soundproofing regulations. Each building undergoes rigorous testing to meet EU standards, ensuring quieter and more serene living environments.
Quality Assurance and Structural Guarantees
- Older Properties: Most older properties were built before modern quality assurance practices were implemented. Their original guarantees have long since expired, leaving buyers without recourse for structural issues or hidden defects.
- Newer Properties: All new builds come with a 10-year structural guarantee, providing peace of mind for buyers. Additionally, to obtain a First Occupancy License, new developments must pass stringent inspections covering energy efficiency, soundproofing, and overall construction quality.
Lifestyle and Amenities
- Older Properties: While some older homes have charm and character, they often lack the modern amenities that today’s buyers expect. Pools, fitness centers, and communal spaces in older developments may feel outdated or poorly maintained.
- Newer Properties: Modern developments are designed to provide a complete lifestyle experience. They often feature state-of-the-art facilities, including infinity pools, wellness centers, coworking spaces, and landscaped gardens, catering to contemporary living standard

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